Likely sold or withdrawnWe last saw this listing 94 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
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5 BED MULTI-FAMILYListed 95d ago
Strong return buy-to-let
223 29th Street, San Francisco, CA 94131 · 2,850 sqft · $491/sqft
Monthly profit +$1,432/mo from completion — the no.1 reason to invest
9.97% return before costs — above-market
Why to be cautious
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+$1K/mo
Pays you every month, net of costs
Price
$1.40M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$571K
Deposit + fees + refurb
Return before costson price9.97%5-yr return on cash 17%Rent est. $11,635 ($10,549–$12,833)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $10,549–$12,833/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · $350,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $131,190–$244,330 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,050,000 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
+$1,432
after mortgage, operating costs & tax
Rent in$11,635/mo
$11,188Collected
$11,188/mo actually reaches you — the other $448 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,986Mortgage$3,218Costs
$1,432/mo left as profit · 13% of rent kept
Mortgage$6,986
Costs$3,218
Management$1,164
Maintenance$67
Insurance$40
CapEx reserve$582
Voids + council tax$12
Ltd co. accounts$104
Tax—
Profit+$1,432
Returns
Return before costson price9.97%
Cash returnon cash3.01%
Gross margin$7,970
Cash needed$570,800
Monthly profit payback33y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check1.02
Rent-covers-mortgage check PASS (target 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$139,620
$38,613
$83,828
$0
$3,264
$13,915
$13,915
Year 2
$143,809
$39,771
$83,828
$0
$3,840
$16,369
$30,284
Year 3
$148,123
$40,965
$83,828
$0
$4,433
$18,897
$49,181
Year 4
$152,567
$42,193
$83,828
$0
$5,044
$21,501
$70,682
Year 5
$157,144
$43,459
$83,828
$0
$5,673
$24,183
$94,865
Year 5 disposal
Disposal gain (gross)-$112,390
CGT$0
Net Disposal proceeds$1,507,070
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Aberdeen · 8080.6 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Likely sold or withdrawnWe last saw this listing 94 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
84/100
Strong
Real 9.97% — fundamentals work.
Monthly profit+$1,432/mo at 25% deposit @ 5.5%
9.97% Return before costs — above-market
Monthly cashflow
+$1K/mo
Pays you every month, net of costs
Price
$1.40M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$571K
Deposit + fees + refurb
Return before costson price9.97%5-yr return on cash 17%Rent est. $11,635 ($10,549–$12,833)
Bedrooms
5
4 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $10,549–$12,833/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · $350,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $131,190–$244,330 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,050,000 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
+$1,432
after mortgage, operating costs & tax
Rent in$11,635/mo
$11,188Collected
$11,188/mo actually reaches you — the other $448 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,986Mortgage$3,218Costs
$1,432/mo left as profit · 13% of rent kept
Mortgage$6,986
Costs$3,218
Management$1,164
Maintenance$67
Insurance$40
CapEx reserve$582
Voids + council tax$12
Ltd co. accounts$104
Tax—
Profit+$1,432
Returns
Return before costson price9.97%
Cash returnon cash3.01%
Gross margin$7,970
Cash needed$570,800
Monthly profit payback33y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check1.02
Rent-covers-mortgage check PASS (target 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$139,620
$38,613
$83,828
$0
$3,264
$13,915
$13,915
Year 2
$143,809
$39,771
$83,828
$0
$3,840
$16,369
$30,284
Year 3
$148,123
$40,965
$83,828
$0
$4,433
$18,897
$49,181
Year 4
$152,567
$42,193
$83,828
$0
$5,044
$21,501
$70,682
Year 5
$157,144
$43,459
$83,828
$0
$5,673
$24,183
$94,865
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$571K
25% deposit$350,000
Refurb$187,760
Legal + survey$3,700
Mortgage + broker$22,000
Cash needed$570,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Zillow · County records · GreatSchools Estimates not financial advice